Brevard County · Buying
Buying a fixer-upper in Brevard County
Inspection first, then a repair list you choose from.
Free · Agents who know Brevard County · Every step in one app
A fixer-upper can be a smart way into a home, or a way to get more home for your money. It can also feel scary. You may worry about hidden problems, a repair bill that keeps growing, or not knowing who to trust with the work.
Those worries are reasonable, and they are exactly why the steps for this kind of home put information first. The more you learn before your inspection period ends, the fewer surprises you live with later.
There is a clear path: inspect thoroughly, get real repair prices, check permits and insurance, choose how you will pay for the work, and then decide what to ask the seller for.
What’s different for you
- Inspect first. Know what needs fixing.
- Pick your repair asks. Choose from the inspection list.
- Budget the work. Repairs change the real cost.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for buying in Brevard County. You always see what to do next, and your agent handles the how.
What to know
The inspection comes first
A home inspector looks at the roof, structure, plumbing, electrical, heating and cooling and more, and writes up what they find. For an older or worn home, ask whether you also need a roof specialist, a sewer line camera, a termite check or a mold check. Your contract’s inspection period is your window to learn and decide, so book inspections the day the contract is signed.
Insurance can decide the deal
Insurers may ask for a 4-point inspection on older homes, which checks the roof, electrical, plumbing and heating and cooling. Citizens Property Insurance, the state-created insurer, requires one for homes more than 20 years old. Citizens also asks for proof of at least five years of roof life left on shingle roofs older than 25 years and on tile or metal roofs older than 50 years. If the roof or wiring doesn’t pass, you may not get a policy until it’s fixed, so get insurance quotes during your inspection period.
Check permits and unpermitted work
Ask the city or county building office for the home’s permit history and whether any permits are still open (started but never closed). Work done without a needed permit may have to be opened up, permitted or redone later. Ask the same office which of your planned jobs need a permit, and check every contractor’s license at MyFloridaLicense.com before you hire.
Homes built before 1978 and lead paint
For a home built before 1978, the seller must give you a lead hazard pamphlet, share any known lead paint information and reports, and include a lead warning statement. You get a 10-day period to have a lead paint inspection or risk assessment done. You and the seller can agree in writing to make that period longer or shorter, or you can waive it.
In a high-risk flood zone, big remodels have a 50% rule
If the home is in a FEMA high-risk flood area, improvements that cost 50% or more of the building’s market value count as a ‘substantial improvement’. Then the whole home must be brought up to local floodplain rules, which can mean raising it. Check the flood zone and ask the local building office before you plan a large remodel.
Some loans include repair money
HUD’s FHA 203(k) program lets you buy and fix a home with one loan. The Limited 203(k) lets you finance up to $75,000 for minor, non-structural repairs and improvements. The Standard 203(k) is for larger work, including structural changes, needs at least $5,000 of work, and the total must stay within the FHA loan limit for the area; it uses a HUD-approved consultant, which is optional on the Limited version. Other lenders offer their own renovation loans, so compare.
Wind features can lower your insurance
A wind mitigation inspection records features that help a home stand up to storms, such as how the roof is attached. Insurers must give you a notice of the mitigation discounts they offer, and Florida’s insurance regulator says the inspection form is good for up to five years if nothing changes. If you plan to replace a roof or windows, ask what upgrades would count.
Your options
What to gather
- A home inspection booked for the first days of your inspection period
- Any extra inspections the inspector suggests: roof, sewer line, termite, mold
- A 4-point and a wind mitigation inspection for insurance quotes
- Two or three insurance quotes before the inspection period ends
- Written repair bids from licensed contractors, checked at MyFloridaLicense.com
- The home’s permit history and any open permits from the building office
- The FEMA flood zone, and the 50% rule if it’s a high-risk zone
- The lead paint disclosure and pamphlet if the home was built before 1978
- A repair budget with extra set aside for surprises
- A plan for where you will live while major work is done
Mistakes to avoid
- Guessing repair costs from a walk-through. Get written bids during your inspection period, not after closing.
- Leaving insurance until the end. A roof or wiring problem can block a policy. Get quotes while you can still renegotiate or cancel.
- Ignoring open permits. Ask the building office for the permit history and settle open permits with the seller before closing.
- Spending every dollar at closing. Keep money for repairs and surprises, or choose a loan that includes repair money.
- Planning a big remodel in a flood zone without checking. Ask about the 50% rule first so the project doesn’t turn into raising the home.
Brevard County in numbers
- The typical home in Brevard County is worth about $339,600, and 77% of homes are lived in by their owners.
- Typical rent here is about $1,556 a month, including utilities.
Free help
Questions people ask
Can I finance repairs?
Some loans include repair money; your lender explains which.
Can I finance repairs when I buy a fixer-upper?
Yes, some loans include repair money. HUD’s FHA 203(k) program lets you finance repairs with the purchase, and some lenders offer other renovation loans. Your lender can explain which fits the home and the work.
What’s the difference between a Limited and a Standard 203(k)?
The Limited 203(k) covers up to $75,000 of minor, non-structural work. The Standard 203(k) is for bigger projects, including structural work, needs at least $5,000 of work, and the total loan must fit within the FHA limit for the area.
What is a 4-point inspection?
It’s a short inspection of the roof, electrical, plumbing and heating and cooling, used by insurers to decide whether to cover an older home. Citizens requires one for homes more than 20 years old.
Does the seller have to fix what the inspection finds?
Only if your contract says so or the seller agrees. Depending on your contract, you can ask for repairs, a credit or a lower price, accept the home as it is, or cancel within your inspection period.
How much will repairs really cost?
Only written bids from contractors who have seen the home can tell you. Get them during your inspection period, and add a cushion for what turns up once work starts.
Can I do the work myself?
Florida allows an owner-builder exemption to build or improve your own one-family or two-family home for your own use. You must supervise the work yourself and you are responsible on the permit, including for anyone you hire who isn’t licensed.
What if the house was built before 1978?
The seller must give you lead paint disclosures and a pamphlet, and you get 10 days to have a lead paint inspection or risk assessment unless you agree in writing to change or waive it.
What is a wind mitigation inspection?
It records storm-resistant features of the home on a state form. Insurers must send you a notice of the mitigation discounts they offer, and the form can be used for up to five years if the home doesn’t change.